City of Richmond, MO
Ray County
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Table of Contents
Table of Contents
Cross References — Buildings and building regulations, §500.010 et seq.; electricity, §500.140 et seq.; parks and recreation, §240.010 et seq.; planning, Ch. 400; streets and sidewalks, §510.010 et seq.
[Ord. No. 2470, 11-13-2018[1]]
A. 
Scope Of Ordinance. This Chapter prescribes the procedures for the subdivision of land within the corporate area of Richmond and any other area of Ray County made subject thereto under the provisions of Sections 64.510 through 64.690, RSMo., and comprises the requirements, standards and specifications with respect to:
1. 
The proper location and width of streets, building lines, open spaces, recreational areas and public lands.
2. 
The avoidance of conditions which would lead to the creation of blighted areas.
3. 
The avoidance of overcrowding of population and congestion of vehicular traffic.
4. 
The manner and extent to which streets are to be graded and improved, and the extent to which water, sewer, storm, water and other utility services are to be provided.
5. 
The provision of adequate open space for traffic movement, utility facilities, access of emergency apparatus, for the control of the number, spacing, type and design of access points to existing or future streets for minimum width and area of lots for light and air, and for a proper distribution of population.
B. 
Interpretation. This Chapter is intended to set minimum requirements to provide for the coordinated, efficient and economic development of the City, to insure the adequacy of street and utility facilities, and to promote the public health, safety and welfare. If any other provision of law relates to any matter covered herein, the regulation providing the higher standard shall apply.
C. 
Application Of Regulations. No lot in a subdivision, as defined herein, may be conveyed unless a final plat of the property has been approved according to the requirements and provisions of this Chapter. This is supplemental to and not in derogation of the Revised Statutes of Missouri. Any plat of a subdivision of land in the corporate areas of the City which has not been recorded in the office of the Recorder of Deeds and which has not been accepted and approved, as herein provided, shall not be considered as a plat of any lawful subdivision. All plats shall be recorded in the plat book of Ray County, Missouri, according to requirements contained in Section 89.440, RSMo.
D. 
Suitability Of Land For Subdivision Development. Land unsuitable for subdivision development due to poor drainage, flooding, steep slope, extensive rock formation, lack of sanitary facilities or any other conditions and prima facie constituting a danger to health, life or property shall not be approved for subdivision development unless the subdivider presents evidence or data satisfactory to the Commission establishing that the methods proposed to meet any such condition are adequate to avoid any danger to health, life or property.
[1]
Editor's Note: Chapter 410, Subdivisions, containing Sections 410.010 through 410.120, was repealed 11-13-2018, by Ord. No. 2470.
[Ord. No. 2470, 11-13-2018]
A. 
Pre-Application. Prior to the preparation of the preliminary plat, the subdivider shall consult with the staff of the Health Department (State Division of Health, State Water Pollution Board), Public Works Director, and Community Development Director and Fire Chief in order to familiarize himself/herself with the standards established in these regulations and the provisions of the Comprehensive Plan affecting the land proposed to be subdivided. Preliminary plans for providing water and sewage disposal shall be approved by the local public Health Officer in compliance with and applicable to State health agency regulations prior to filing a preliminary plat with the Commission. Upon the filing of the preliminary plat data, the Community Development Director shall transmit copies thereof for review and recommendation to the following:
1. 
Public Works Director.
2. 
School district.
3. 
Each company or public agency furnishing electric, gas, telephone, water or sewer service.
4. 
Planning and Zoning Commission.
5. 
State Highway Commission, only when Federal and State highways are involved.
6. 
Fire Department.
B. 
Preliminary Plats. A subdivider may submit a preliminary plat to the Community Development Director or his/her representative.
1. 
Submission Of A Preliminary Plat.
a. 
Filing Fee. A filing fee as specified in the Schedule of Fees, Article V, Section 400.640 shall accompany the filing of each preliminary plat. The preliminary plat shall not be accepted for filing until the filing fee therefore has been paid by the subdivider.
b. 
Number Of Copies. The subdivider shall submit one (1) large copy and one (1) eleven (11) inch by seventeen (17) inch copy of the preliminary plat at least thirty (30) days prior to a regular Planning Commission meeting at which the preliminary plat is to be considered.
c. 
Ownership List. The subdivider shall submit, with the preliminary plat, a complete list of the names and mailing addresses of all owners of record of all land within one hundred eighty-five (185) feet of the proposed subdivision.
d. 
Information. Preliminary plats shall contain:
(1) 
Name. The proposed name of the subdivision. (The name shall not duplicate or too closely resemble the name or names of any existing subdivision.)
(2) 
Location Map. A location map showing the boundary lines of the subdivision with reference to section, township and range lines.
(3) 
Owner/Preparer. The names and addresses of the developer, owner, and the person or firm who prepared the plat.
(4) 
Scale/Date. Scale of the plat, one (1) inch equals two hundred (200) feet or larger, date of preparation and north point.
(5) 
Boundary/Description. Boundary lines of the property accurately shown plus a metes and bounds description.
(6) 
Existing Conditions.
(a) 
Surrounding Streets/Public Right-Of-Way. Location, width and name of platted streets or other public ways, railroads and utility rights-of-way, parks and other public open spaces and permanent buildings within two hundred (200) feet of the proposed subdivision.
(b) 
Utilities. All existing sewers, water mains, gas mains, culverts, or other underground installations, within or adjacent to the proposed subdivision, with pipe size and manholes, grades and location.
(c) 
Adjacent Properties. Names of subdivisions together with arrangement of streets and lots, and owners of adjacent parcels of unsubdivided land within one hundred eighty-five (185) feet.
(d) 
Topography. Topography (unless specifically waived) with contour intervals of not more than five (5) feet, referred to City or U.S.G.S. datum; where the ground is too flat for contours, spot elevations shall be provided.
(e) 
Natural Features. Location of water courses, bridges, wooded areas, lakes, ravines and such other features as may be pertinent to the subdivision.
(7) 
Lots. The proposed arrangement of lots and their approximate size.
(8) 
Streets. Location and width of proposed streets, alleys, sidewalks, pedestrian ways and easements.
(9) 
Utilities. The proposed method of sewage disposal, water supply and drainage.
(10) 
Public Areas. Location and dimensions of proposed parks, playgrounds, churches, school sites or other special uses of land to be considered for reservation or dedication for public use.
(11) 
Proposed Improvements. The general location and character of all proposed public utilities and improvements shall be shown.
(12) 
Additional Information. The Community Development Director may request any reasonable additional information necessary to review the proposed subdivision and forward it to the Planning Commission. This information may include information generally available or additional preliminary engineering drawings and data, but shall not include request for detailed engineering drawings or calculations.
2. 
Appeal To The City Council. If the Planning Commission rejects a preliminary plat the applicant may submit said plat to the City Council and all records and reports relative to the plat shall be likewise sent to the Council by the City Administrator or his/her authorized representative. The City Council may make such findings and determinations as they deem reasonable and in the best interests of the public.
3. 
Platting Rights In Prevailing Standards. Approval of a preliminary plat shall permit the filing of a final record plat or plats in accord with its approved design, layout, lot sizes, building lines and general geometry for a period of six (6) years from the date of approval, pursuant to the standards in effect at the time of the preliminary plat approval, subsequent changes to applicable design regulations notwithstanding, provided that the Planning Commission has not rescinded the preliminary plat pursuant to above. Prior to expiration of the six-year period or an extension thereof, the subdivider or successor may request and the Planning Commission may grant up to two (2) extensions of not more than two (2) years each for the filing of a final plat or plats under the original design standards.
C. 
Supplemental Information Required With Preliminary Plat. The subdivider shall file with the preliminary plat the following:
1. 
Preliminary plans and profiles shall be submitted (at a scale of no greater than twenty (20) feet to the inch) for: Each proposed street (including grade, width and type of pavement), storm water drainage, grading and other improvements being proposed. (Preliminary improvement plans for water and sewage disposal systems shall be included as approved.)
2. 
Whenever part of a tract is proposed to be subdivided and additional portions thereof to be subdivided in the future, a sketch plan of the entire tract shall be submitted.
3. 
Street lighting, a map showing the arrangement thereof.
4. 
All maps shall show the date, scale and north point. Each individual sheet shall be identified with its proper numerical sequence.
5. 
Any proposed indenture of restrictions, providing for the establishment of a Governing Body of the property owners.
D. 
Review Of The Preliminary Plat. Sixty (60) days after submission of all of the data hereinabove required, the Commission shall review and make a report thereon. It shall approve (with or without conditions) or disapprove the preliminary plat, including the plans and profiles of all improvements. Approval of the preliminary plat shall lapse unless a final plat of all or a portion of the land included in the preliminary plat is submitted to the Commission within one (1) year from the date of the approval of the preliminary plat. A maximum of two (2) years extension of time may be granted by the Commission upon application to the Commission by the subdivider and prior to the expiration of the initial approval.
E. 
Approved Preliminary Plat. Approval of the preliminary plat is an authorization to the subdivider to proceed with the development of a final plat for approval.
[Ord. No. 2470, 11-13-2018]
A. 
No preliminary subdivision plat shall be approved unless it conforms to the following minimum standards of design:
1. 
Streets.
a. 
Relation To Adjoining Streets. The arrangement of rights-of-way in a subdivision shall provide for the continuation of the existing streets or rights-of-way in adjoining areas, unless the Commission deems such continuation undesirable for reasons of topography or design. Where subdivision streets or rights-of-way are continuations or extensions of existing streets or rights-of-way, the width thereof, where practical, shall be at the same or greater width or width sufficient to adequately serve the subdivision of the existing street or right-of-way, except that in no case shall the street or right-of-way in the subdivision be of less width than hereinafter provided in Subsection (A)(1)(c).
b. 
Projection Of Streets. Where, in the opinion of the Commission, it is desirable to provide future street access to adjoining areas, the streets and rights-of-way in the subdivision shall be extended by the provision of a right-of-way for street purposes from the end of the pavement to the property line of the subdivision. If deemed necessary by the Commission, any such dead-end street shall be provided with a temporary turnaround or "Y" intersection. The street arrangements shall not be such as to cause hardship to owners of adjoining property in platting their own land and providing convenient access to it. However, except to avoid land locking property, nothing herein shall be construed to require that private streets in one (1) subdivision shall provide access to adjacent lands.
c. 
Classification Of Streets And Widths Of Rights-Of-Way.
(1) 
All streets shall be classified as either highway, thoroughfare, collector, minor, parkway or marginal access (service) in accordance with their use and function, the standards of public safety, and topographic conditions. The classification of each street designated on a plat shall be reviewed by the Commission and revised as necessary to conform to the standards of these regulations.
(2) 
Streets shall have the following rights-of-way:
Street Type and Purpose
Right-of-Way Minimum Width
Major, primary street
100 feet
Major, secondary street
80 feet
Collector streets
60 feet
Minor streets
50 feet
Parkways
Variable — 120 feet upwards
Marginal access streets (service roads)
50 feet
Alleys
20 feet
Pedestrian Way (sidewalks)
10 feet
(3) 
Subdivision adjacent to existing deficient streets or roads shall provide additional right-of-way to meet the minimum width requirements set forth.
(4) 
A subdivision located on only one (1) side of an existing street or County road shall provide one-half (1/2) of the required right-of-way width, measured from the centerline of the existing roadway.
d. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles.
(2) 
Street curb intersections shall be rounded by radii of at least twenty-five (25) feet. When the smallest angle of street intersections is less than sixty degrees (60°), the Commission shall require curb radii of greater length.
e. 
Curves And Grade Changes In Streets — Horizontal.
(1) 
A tangent of at least one hundred (100) feet long shall be introduced between reversed curves on major and collector streets.
(2) 
Where there is a deflection angle of more than ten degrees (10°) in the alignment of a street, not including intersection with any street, a curve with a radius adequate to insure safe sight distance shall be made. The minimum radii of curves shall be:
Street Types
Minimum Curve Radius
Major and parks
350 feet
Collector
250 feet
Minor
100 feet
f. 
Street Grades And Elevations.
(1) 
No street grade shall be in excess of:
Major and parkways, seven percent (7%);
Collector, ten percent (10%);
Minor, twelve percent (12%);
Except as otherwise approved by the Commission because of adverse topographic conditions.
(2) 
All curbing (or street ditching where permitted) shall be designed to provide for surface water drainage from the surrounding area, buildings and pavement. The minimum grade shall be not less than one-half of one percent (0.5%).
(3) 
The Commission shall not approve streets which will be subject to frequent or repeated inundation or flooding.
g. 
Marginal Access Streets (Service Roads). Where the subdivision abuts on or contains an existing or proposed major street, the Commission may require marginal access streets to be provided to avoid lot frontage on major streets.
h. 
Street Jogs. Street jogs with centerline offsets of less than one hundred (100) feet are prohibited.
i. 
Cul-De-Sacs. Cul-de-sacs shall be no longer than six hundred (600) feet (unless topography indicates a need for a greater length) and shall terminate in a circular open space having a radius at the outside of the pavement of at least fifty (50) feet and a diameter at the outside of the right-of-way of at least one hundred ten (110) feet.
j. 
Street Names.
(1) 
Proposed streets which are continuations of, or in alignment with, existing named streets shall bear the names of such existing streets, unless otherwise approved by the Commission.
(2) 
The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing or platted street.
(3) 
All names of streets proposed by the subdivider shall be approved or disapproved by the Commission in accordance with this Chapter.
k. 
Alleys. Alleys may be provided to give access to the rear of all lots used for commercial and industrial purposes. Alleys shall not be provided in residential subdivisions.
2. 
Streets in relation to railroads, expressways, freeways and parkways. When the area to be subdivided adjoins or contains, for a considerable distance, a railroad right-of-way, an expressway or freeway, a street shall be provided approximately parallel to the side of such right-of-way. In determining the distance of such parallel street from the right-of-way, consideration shall be given to the distance required for approach grades to future grade separations.
3. 
Blocks.
a. 
Length. Blocks lengths may not exceed one thousand four hundred (1,400) feet nor less than four hundred (400) feet unless topographic conditions justify a departure from this maximum.
b. 
Width. Blocks shall be wide enough to allow two (2) tiers of lots of minimum lot depth. The Commission may approve double frontage lots which would otherwise front on a major street or where topographic or other tract conditions prevent single frontage design. Where double frontage lots are permitted, a twenty-foot landscaped buffer shall be provided and access from the rear street prohibited.
c. 
Pedestrian Way. Pedestrian ways may be required across blocks which exceed nine hundred (900) feet in length, to connect dead-end streets, or to provide access to parks, schools, shopping areas or similar facilities. If a pedestrian way is required, a ten-foot right-of-way shall be set aside with a four-foot pavement, and at a grade no steeper than fifteen percent (15%) or as required by current A.D.A. regulations, unless steps of adequate design are provided.
4. 
Lots.
a. 
Frontage — Minimum Width. Shall be as set out in the zoning ordinance. (Said width shall be measured at the building setback, and must be adjacent to a dedicated public street.)
b. 
Minimum Lot Depth. As set out by Zoning. (Said measurement shall be made through the center of the lot and shall be perpendicular to the property line or radial to the property line on curved streets.)
c. 
Front Building On Setback Lines. Shall be shown on the final plat for all lots in the subdivision and shall not be less than the setbacks required by the zoning regulations or any other regulations adopted by the governing body.
d. 
Lot Access. Every lot shall abut on a street other than an alley.
e. 
Arrangement. Each lot shall be free from flooding. No lot shall be impractical of improvement due to steepness of terrain, dangerous soil conditions or other adverse natural physical conditions. Side lot lines shall be at right angles to street lines and radial to curved street lines, unless deemed impracticable.
f. 
Dimensions.
(1) 
The size, shape and orientation of lots shall be designed to provide desirable building sites, properly related to topography, natural features, streets and land uses.
(2) 
Residential lots not served by a sewage disposal system shall have a lot area of not less than that required by the Ray County Health Department and shall comply with all State of Missouri regulations with regard to private sewage disposal systems.
(3) 
Residential lots served by a sewage disposal system shall have a lot area of not less than eight thousand (8,000) square feet and a minimum depth of one hundred ten (110) feet.
(4) 
Remnants of land, containing less area than herein required and not designated and accepted for utility or public purposes, shall not be permitted.
(5) 
Where property is proposed for development for commercial uses, the subdivider should design a layout providing for an overall or unified development and, wherever possible, avoid the platting of individual lots for each business establishment.
(6) 
When property is to be developed for industrial uses, consideration will be given to a flexible lot, street and utility arrangement in order to allow for the needs of particular industries.
5. 
Utility And Drainage Easements.
a. 
Except where alleys are permitted, there shall be utility easements at least twelve (12) feet in width along rear lot lines. Where deemed appropriate, utility easements shall be provided along the side lot line or across lots.
b. 
Drainage Easements. If a subdivision is traversed by a watercourse, drainage way or channel, then a storm water easement or drainage right-of-way shall be provided. Such easement or right-of-way shall conform substantially to the lines of such watercourse and shall be of such width or construction, or both, as may be necessary to provide adequate storm water drainage and for access for maintenance thereof. The minimum width for drainage easements shall be not less than fifteen (15) feet for closed conduits and twenty (20) feet for open channels and shall in any case provide for conveyance of a fifty-year storm flow with additional width of not less than ten (10) feet for construction and maintenance. No other utilities shall be placed within six (6) feet of either side of the centerline of the pipe in a drainage easement that contains an enclosed conduit. No additional amount of overburden may be placed on a drainage easement which would increase the depth of the storm pipe from the originally approved design elevations unless approved by the Public Works Director. All building setbacks must be at least ten (10) feet minimum from any storm easement.
c. 
Sanitary Sewer Easements. A minimum of twenty-foot wide permanent easement is required for all sanitary sewer lines. Lines deeper than sixteen (16) feet require wider permanent easements as follows: Seventeen-foot through twenty-two foot depths requires twenty-five-foot width; twenty-three foot through twenty-eight-foot depth requires thirty-foot width; twenty-nine-foot through thirty-two-foot depths requires forty-foot width. All building setbacks must be at least ten-foot minimum from any easement containing a sanitary sewer. No other utilities shall be placed within six (6) feet of either side of the centerline of the pipe on a sanitary sewer easement. No additional amount of overburden may be placed on a sanitary sewer easement which would increase the depth of the sewer pipe from the originally approved design elevations unless approved by the Public Works Director.
6. 
Community Assets. Due regard shall be given to natural features such as large trees, unusual rock formations and watercourses; for sites which have historical significance; and for similar assets, the preservation of which would add attractiveness and value to the subdivision.
7. 
Public Open Spaces And Areas. Sites which are mutually accepted by the subdivider and the appropriate public agencies for school, park, recreation or other public improvements or uses shown on the Comprehensive Plan shall be reserved and designated for such uses on the plat of any subdivision in which such a parcel is located.
8. 
Non-Conforming Structures. The subdivision or re-subdivision of a tract, or lot shall not be permitted where said subdivision or re-subdivision places an existing permanent structure in violation of the requirements of the zoning regulations or the minimum design standards of these regulations.
[Ord. No. 2470, 11-13-2018]
A. 
Authorization For Approval Of Minor Subdivision. If a proposed plat of subdivision or resubdivision complies with the requirements of Subsection (B) of this Section, then the Community Development Director may approve the minor subdivision. The Community Development Director shall be responsible for determining whether a proposed plat meets the requirements of Subsection (B) of this Section.
B. 
Requirements For Approval Of Minor Subdivisions. In order to qualify for approval in the manner provided in Section 410.045(C), a proposed plat of subdivision shall comply with the following requirements:
1. 
The proposed plat of subdivision shall include not more than five (5) acres;
2. 
The proposed plat of subdivision shall create not more than four (4) lots, tracts or parcels of land;
3. 
No public street or easement of access is sought to be dedicated, or is contemplated or projected, through (as opposed to adjacent to) the lot, tract or parcel proposed to be subdivided or re-subdivided; and
4. 
The proposed plat of subdivision shall be in the form required by Section 410.050 of these subdivision regulations and shall contain all the data, information and certifications required on final plats by Section 410.050 of these subdivision regulations.
C. 
Procedure For Approval Of Minor Subdivisions.
1. 
Minor subdivisions submitted for approval shall be filed with the Community Development Director. The Community Development Director may require to be submitted the topographic information required under Section 410.070 whenever the property to be subdivided or re-subdivided is traversed by or is adjacent to a known watercourse, including intermittent streams.
2. 
The approval of a minor subdivision shall be subject to the provisions of these subdivision regulations, except insofar as the Sections requiring prior approval of or compliance with an approved preliminary plat.
[Ord. No. 2470, 11-13-2018]
A. 
Procedure. The subdivider shall file the final plat and supplements thereto on paper approved by the Ray County Recorder of Deeds, together with sufficient copies, including a reproducible thereof. The sheet size shall be of sufficient size to clearly delineate the features. The plat and supplementary material shall be submitted to the Community Development Director by the subdivider at least ten (10) working days prior to the date of the Planning Commission meeting, at which said subdivision is to be reviewed. The filing fee shall accompany each plat when submitted to the Commission for approval.
B. 
Information Required On Final Plat. The final plat shall be at a scale no less than two hundred (200) feet to the inch and shall contain the following information:
1. 
The name of the subdivision and the location of the property as to the block, section or U.S. Survey as the case may be.
2. 
The boundaries of the tract.
3. 
The lines of all street rights-of-way, easements and other rights-of-way, all lot lines and building lines with figures showing specific dimensions in decimals of a foot.
4. 
Specific bearings or deflection angles, radii, area and central angles of all curves.
5. 
The lines of all pertinent adjoining lands and streets and their names.
6. 
Location and description of monuments, referenced to United States Geological Survey Datum Plane.
7. 
The designation of all areas to be used for other than residential lots and their proposed use.
8. 
If the property is within or adjacent to areas subject to periodic inundation, note overflow areas subject to periodic flooding.
9. 
Certification and seal of surveyor as to accuracy of survey and plat.
10. 
Acknowledgement of the owner and mortgagee regarding plat and all dedications, restrictions and conditions affecting property platted.
All documents, maps, surveys and plans shall contain the date, title, name and location of the subdivision, the names and addresses of the subdivider, owner, landscape architect, surveyor and engineer, the graphic scale and reference north based on an established control.
All dimensions, angles, bearings and similar data shall be tied to primary control points designated by a registered surveyor. Locations and descriptions of said control points shall be given. Except where otherwise approved by the Commission, the control points shall be established section corners and quarter section corners or other recorded or established survey controls. All contours, grades and elevations shall, where possible, use the United States Geological Survey Datum Plane and shall be designated on the plat. When not deemed practical, other bench points may be utilized on the approval of the Planning Commission.
C. 
Supplemental Information Required With Final Plat. The subdivider shall file with the final plat the following:
1. 
Copies of the approved plans and profiles of all subdivision improvements, such as streets, sewers, storm drains and structures, including grading plans, if required.
2. 
In lieu of actual construction of any required improvement and only with the consent of the City Council, a subdivider may provide a surety in the form of a corporate surety bond by a firm authorized to do business in Missouri with good and sufficient sureties thereon or a cashier's check made payable to the City, an escrow account or an irrevocable letter of credit in favor of the City in the amount of one hundred ten percent (110%) of the total engineering estimated cost of said improvement as approved by the City Council. The surety shall remain in effect until the date of acceptance of such improvement by the City.
The approved surety shall be filed with the City Clerk. After the completion of such required improvements in an acceptable manner and within the time specified in the agreement between the subdivider and the City, the City shall release the performance surety provided a maintenance bond has been furnished as required by the subdivision regulations. If said required improvements are not completed in an acceptable manner or within the time period specified in the agreement between the subdivider and the City, the City Council is empowered by these subdivision regulations to enforce such security bond by all legal and equitable remedies.
The proceeds recovered on any surety required herein shall be used to complete the construction bonded herein by these subdivision regulations or shall be used to the extent that such completion may be accomplished conditioned by the amount of money recovered; provided, however, that all streets shall have a priority over all other bonded phases of construction and the recovered funds shall be applied first to completion of such streets.
Release of surety shall be by the Richmond City Council after written report from the Director of Public Works stating that all the improvements are in satisfactory condition.
3. 
A copy of any indenture of restrictions as approved by the Commission.
D. 
Review Of Final Plat.
1. 
The Community Development Director shall check the plat to determine the accuracy of computations and other items designated thereon. At its first regular meeting (not less than ten (10) days nor more than sixty (60) days following submission) following submission of the final plat and supplemental data, the Commission shall approve or disapprove same, which action shall be noted on the plat and signed by the Chairman for the Commission. If the plat is disapproved, the grounds therefor shall be stated in the Commission minutes and furnished to the subdivider.
2. 
Approval of the plat by the Commission shall not constitute acceptance of any portion thereof designated for public use. Copies of any final plat containing any area proposed to be dedicated to the public use shall be forwarded by the Commission to the City Council for its consideration and action. When the final plat has been approved by the Commission, a copy thereof shall be forwarded to such agencies as may be appropriate. A permanent record copy of the plat and any indenture of restrictions shall be filed with the Recorder of Deeds of Ray County by the Commission.
Recordation shall not take place until after appropriate fees are paid by the subdivider. No building permits shall be issued until such recordation.
3. 
Approval of the plat and improvements noted shall be accepted for a period of five (5) years. If construction is not commenced within five (5) years of acceptance by the City of Richmond, additional regulations may be imposed to meet current standards of development which may:
a. 
Serve the convenience and general welfare of the public.
b. 
Serve the neighborhood in some degree.
c. 
Protect the neighborhood interest and the character or nature of development of the neighborhood.
d. 
Be in basic harmony with the various elements and objectives of the Comprehensive Plan.
[Ord. No. 2470, 11-13-2018]
A. 
The submission of a proposed plat, along with fees to cover recording cost, shall constitute authorization to the City Clerk to file said plat for record in the office of Recorder of Deeds of Ray County, Missouri after approval of said plat by the City Council.
Filing Fee. A filing fee as specified in the Schedule of Fees, Article V, Section 400.640 shall accompany the filing of each final plat.
B. 
The City of Richmond shall not accept, approve or ratify the dedication of any street or public roadway until said street shall have been brought up to grade and hard surfaced in accordance with the street construction specifications of the City of Richmond.
C. 
The dedication of any street or roadway shall not be approved, accepted or ratified until:
1. 
The City of Richmond Public Works Director shall have reported in writing to the Richmond City Council that said street or roadway meets the City's construction specifications.
2. 
The Richmond City Council shall have approved said report by a majority vote of all members elected to the City Council.
The Mayor and City Clerk, after compliance with all provisions of this Section, are hereby authorized and directed to endorse acceptance of said streets for use by the general public on the conveyance and to certify the acceptance of said street under the Seal of the City of Richmond, Missouri on any and all documents as necessary.
[Ord. No. 2470, 11-13-2018]
A. 
General Standards. The Commission may grant a variation from these regulations when its strict application would result in extreme practical difficulty and undue hardships by reason of the unusual shape of a specific parcel or property or exceptional topographic conditions. In granting any variance or modification, the Commission may prescribe such conditions as will secure the objectives of these regulations. No variance shall be granted unless the Commission finds that no detriment will be caused to the public welfare and no injury will be caused to other property in the area in which the property for which the variance is requested is situated, and that the variance will not substantially impair the intent and purpose of these regulations.
B. 
Planned Group Developments. The Commission may approve a comprehensive planned group development, including residential neighborhood units, clusters and condominium types, if it finds that the variations from these regulations will not adversely affect the health, welfare, safety and convenience of the individuals occupying said development. Such development plan must meet the requirements of the zoning regulations.
[Ord. No. 2470, 11-13-2018]
A. 
Notwithstanding any of the provisions of these regulations, the following requirements shall constitute the minimum standards of design and improvements in proposed subdivisions of areas containing hilly or steep slope conditions. Any engineering variation from those herein provided must be fully substantiated by satisfactory engineering justification to the Planning Commission before deviations by the Commission will be approved. The subdivider shall follow all requirements contained herein for filing preliminary and final plats.
1. 
Lot Size And Arrangement.
a. 
Any portion of a proposed subdivision containing hillsides or steep slopes shall be platted in accordance with the engineering data required in this Section.
b. 
The Commission may permit a deviation in the front yard setback areas in order to permit garages and driveways to be placed at street level. Where excess lot slopes are to be used as building sites, the subdivider shall show on the plat the location of all buildings or structures proposed. No structure or building shall be permitted to project into a street right-of-way.
2. 
Streets.
a. 
Lesser widths of rights-of-way, pavements and accessory elements as required in Section 410.040 may be approved by the Commission upon its determination that the cross slope will not permit compliance with provisions therein.
b. 
In subdivisions or portions thereof having lots of a minimum area of one (1) acre, the following standards should apply:
(1) 
Street grades for minor residential streets may be increased to twenty-five percent (25%), provided that straight curbs are installed.
(2) 
Rights-of-way widths may be reduced to thirty (30) feet, with a minimum pavement width of eighteen (18) feet, if straight curbs are installed on at least one (1) side of the street.
(3) 
Integral curbs may be permitted.
(4) 
Pavements and curbs shall be constructed in accordance with the requirements in force.
c. 
Design standards and improvement requirements for horizontal and vertical street curves may be reduced to a seventy-five-foot radius for minor streets. Standards for street grades shall be the same as Section 410.040(A)(1)(f), except that some grades on minor streets may be permitted up to twenty percent (20%) for short straight distances. All streets which have grades of fifteen percent (15%) or more shall have straight curbs installed.
3. 
Grading Plan. Contour lines of five (5) foot intervals shall be shown on the plat where the average slopes exceed six percent (6%). Where slopes in excess of fifteen percent (15%) occur, the preliminary plat shall indicate the general location and magnitude of all cuts and fills. A grading plan shall be submitted with the preliminary plat showing how the proposed grading will affect the drainage of the surrounding area and the nature of the improvements which are proposed, if the average slope of the hillside subdivision is in excess of twenty-five percent (25%).
4. 
Cuts And Fill Areas.
a. 
Cuts, excavation, grading and filling, which materially change the site and its relationship to the surrounding property, shall not be permitted if such excavation, grading or filling results in slopes exceeding A.P.W.A. standards for abutting lots or between adjoining tracts of land, except where adequate engineering facilities are constructed to prevent slides and erosion.
b. 
Where a cut or fill area is outside the normal right-of-way of the street, an easement shall be provided of sufficient width and area to permit the required side slopes, drainage channels, warping and rounding or cross section to be constructed and maintained.
c. 
Structures or buildings when located near cuts or fills shall have a setback line of not less than ten (10) feet from the crest of fills up to twenty-five (25) feet in height and the distance will be increased proportionally for higher fills. On cuts, a building or structure shall have a setback line of not less than twenty (20) feet distant from the base of the slope.
d. 
In any fill area, satisfactory compaction of fill is mandatory. Compaction of a lesser density, as determined by the Commission, may be permitted in those areas where no building or structure is to be placed.
5. 
Storm Water Drainage System. The improvement plans for an adequate storm water drainage system including all necessary open ditches, pipes, culverts, intersectional drains, drop inlets, bridges, and other necessary structures and improvements which are required for the proper drainage of all surface waters shall be provided. This system must prevent the infiltration of water in areas of fills or cuts thereby causing the land to slip or collapse. Adequate provision and maintenance must be made for on-lot drainage channels and control of erosion on slope areas for either cuts or fills.
6. 
Water Supply System. Where applicable, the improvement plans for the water supply system installation shall be approved by local officials and the Governing Body prior to the submission of the final plat.
7. 
Sewage Disposal System. The improvement plans for the sewage disposal system installation shall be approved by local officials and the Governing Body prior to the submission of the final plat.
8. 
Utility Easements. Utility easements will be as required by Section 410.040.
9. 
Utility Connections. Connection between storm water drainage systems and sewage disposal system shall not be permitted.
10. 
Fire Hydrants. Fire hydrants shall be installed by the subdivider as part of the water distribution system. Installation of hydrants may be accomplished in such manner that each lot is within five hundred (500) feet of a fire hydrant when measured along the edge of the right-of-way.
[Ord. No. 2470, 11-13-2018]
A. 
The following improvements shall be required of the subdivider subject to adopted Council policies:
1. 
Streets. The subdivider shall install not less than twenty-eight-foot wide pavement and curb on all streets. Cul-de-sacs shall be authorized to install not less than twenty-four-foot wide pavement and curb on all cul-de-sacs. No grading or other construction shall take place within a street right-of-way until the construction plans have been approved by the Public Works Director. Street paving shall be located in the center of the right-of-way and shall conform to the specifications of the City and compliance therewith shall be confirmed by the Public Works Director prior to release of surety by the City Council.
2. 
Walks. Sidewalks shall be installed by the subdivider on at least one (1) side of all residential streets upon which houses face and sidewalks shall be required on both sides of the streets in commercial and industrial districts and along all highways, thoroughfares or collectors. All sidewalks shall be not less than four (4) feet in width, of cement concrete and shall comply with the specifications of the APWA. Sidewalks shall be located in the platted street right-of-way. Walks shall also be installed in any pedestrian easements as may be required by the Commission. All required walks shall be installed concurrent with the street improvements.
3. 
Sanitary Sewers And Other Utilities. The subdivider shall be responsible for the proper installation of all utilities including sanitary sewers, and connection to approved treatment facilities, and water supply (approved by the Missouri Board of Health), natural gas, electricity and telephone service. Such utilities shall be installed according to the specifications and minimum standards of the controlling utility company or public agency. However, distribution lines, power, telephone, and others shall be installed underground and all gas meters must be located within three (3) feet of the building foundation if located within front yards in all subdivisions and which the final plat is approved by the City Council after the passage of these regulations.
4. 
Storm Drainage. The subdivider shall install culverts, storm sewers, rip-rap slopes, stabilized ditches and other improvements to adequately handle storm water. Detention basins may be required where necessary to protect downstream property. All improvements shall comply with the minimum standards of the City and shall be approved by the Public Works Director prior to construction.
5. 
Street Lights Shall Be Provided In All Subdivisions. All street lights shall have underground wiring and meet minimum specifications of the electric utility company serving the area of the proposed subdivision. Street lights shall be placed at all intersections and in all cul-de-sacs. All poles must be metal construction with breakaway bases. A maximum of three hundred (300) feet separation shall be required. Street lights shall be installed prior to occupancy of structures within the subdivision.
6. 
Street Signs. The subdivider shall install street signs at all intersections within the subdivision. Such street signs shall follow the street names designated on the approved final plat and shall comply with the specifications of the American Public Works Association (APWA).
7. 
Permanent Monuments. Permanent monuments shall be placed at all block corners, angle points, points of curve in streets and at intermediate points as required prior to the final acceptance of the plat by the City. Said permanent monuments shall be three-fourth (3/4) inch iron bars, three (3) feet long and shall be set with top of monument flush with existing ground line.
8. 
Exceptions For Existing Improvements. Where the proposed subdivision is a re-subdivision or concerns an area presently having any or all required improvements as previously set out, and where such improvements must meet the requirements of these regulations and are in good condition as determined by the engineer having jurisdiction, no further provision need be made by the subdivider to duplicate such improvements. However, where such existing improvements do not meet said requirements, the subdivider shall provide for the repair, correction, or replacement of such improvements so that all final improvements will then meet said requirements.
B. 
All Streets, Walks, Sanitary Sewer, Water, Storm Sewer, and Street Signs shall be installed to the specifications in accordance with the standards of the current addition of the Kansas City Metropolitan Chapter of the American Public Works Association (APWA) standard specifications and design criteria as provided on file in the Office of the City Clerk, Public Works Department and Community Development Department.
C. 
Testing. All Water, Sewer main extensions, Streets, Sidewalks, and Storm Sewers shall be inspected and tested per the APWA testing requirements. All inspections shall be performed by the Director of Public Works or his/her representative.
[Ord. No. 2470, 11-13-2018]
A. 
The proper installation of street pavement, curbs or curb and gutter, walks, storm drainage facilities, and street signs shall be guaranteed by the furnishing by the subdivider or his/her agent of surety in the form of bond. Such surety shall be to the favor of the City and shall be satisfactory at the time construction plans are submitted for approval. The amount of surety shall be for the full cost of improvements and shall remain in effect for one (1) year from the date of acceptance by the Council.
B. 
Such surety shall be properly executed prior to any grading or construction and shall be released in segments upon written approval of the Public Works Director and by action of the Council. Except in the case of highways or thoroughfares, a building permit shall not be issued for a lot or tract in a residential subdivision which abuts a street for which surety has not been furnished.
C. 
No building permit for any subdivision or any construction which requires improvements in the nature of street pavement, curbs, curb and gutter, walks, storm drainage facilities, water lines, sewer lines, street signs or any other such improvements shall be issued by the Community Development Director or any other person until said bond has been approved and accepted. It shall be the obligation of the Public Works Director to review the proposed construction plans and to make a determination and estimate of the costs of the anticipated public improvements. The Public Works Director shall certify in writing to the City Attorney and City Clerk the amount of the anticipated public construction expenses.
D. 
A corporate surety bond shall be submitted by the subdivider and a surety to the City Clerk in the amount so certified by the Public Works Director. The subdivider may submit other property as collateral but such collateral must be accompanied by an appraisal by an independent and recognized appraiser before such collateral and property surety can be accepted or considered. The City Attorney shall review the corporate surety bond or property bond to determine its sufficiency. All parties signing a bond either in a principal or surety capacity shall also be joined in the signing of said bond with their spouse. This requirement concerning the signing of spouses does not include corporate surety bonds.
E. 
The City Attorney shall certify to the City Clerk that the proposed bond is acceptable or not acceptable. If said bond is not acceptable pursuant to the terms of this Chapter, the City Attorney shall state his/her reasons in writing.
F. 
Only when the bond has been accepted as being satisfactory by the City Attorney may the Community Development Director issue any building permits. Any building or construction permits issued without posting and accepting of the appropriate bond may be voidable at the option of the City Council.
G. 
In the event the Public Works Director is the agent for the subdivider or developer, another engineer experienced in construction costs shall be designated by the Mayor and City Council to review the proposed construction and determine the sufficiency of the bond.
H. 
In the event there are multiple portions of the subdivision and construction is anticipated in phases, the subdivider or his/her agency may seek relief from the amount of the bond from the City Council and the City Council may authorize a bond to be submitted only on portions of the subdivision that construction is immediately anticipated. This decision of the City Council may be amended at any subsequent time and the full bond may be required for issuance of any subsequent building permits.
[Ord. No. 2470, 11-13-2018]
If any Section, sentence, clause, phrase or portion of this Chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions hereof.
[Ord. No. 2470, 11-13-2018]
Any person violating the provisions of these regulations shall be guilty of a misdemeanor and upon conviction thereof shall be fined in accordance with Section 100.100 of the Richmond Municipal Code Penalties.